Trying now 12mm but also as an experimentNothing is Tenant proof but tile.....and we don't tile floors in Ohio except of kitchen, baths and entry 

I don't have the energy to play cops & robbers, that's not my job.Separately, as part of management principles, I would always pay attention to patterns, who's the common element in said pattern. 

Your list should show that if it has owner info.I would mail monthly and track the results in detail including best day to mail, type of piece that gets results, owner occupancy, area and type of property that gets best results etc The more you test and track the more patterns you can uncover.

Don't be scare of slate roofs, they're common and not an issue, just always have a slate guy go and inspect and repair any broken/missing tiles and flashing on day 1.  

Both have their place, depending on tile type and substrate.  

Also thinking about replacing vinyl tile of some sort in place of carpet.

This pattern is not helping small investors like me at all.

Has this helped in your adult life in continuing a pattern of frugality?

If they are doing periodic price drops that is a good thing as it may indicate that they have some motivation to sell it ... in that case, I would see if there is a pattern to the price drops, as in they are dropping $10k every 3 months or something like that ... if that is the case you can time your offer as the price gets closer to a good deal, put it in just before they would normally drop the price, but a bit lower than what you suspect they will drop it to.

If this isn't a pattern for him, I wouldn't charge him just out of courtesy.